Shepway District Council CONSERVATION AREA APPRAISAL LYMPNE ACKNOWLEDGEMENTS The authors of this Study are: Conservation Architecture & Planning Jack Warshaw RIBA, MRTPI, IHBC, FRSA Project Director Liz Cartell BA (HONS) HIDIP ADMIN Appraiser / Coordinator / Production Sue Beech BARCH (HONS) MSC IHBC Mapping The authors gratefully acknowledge the contributions and assistance of the following individuals and organisations: Shepway District Council John Gabb⎯ Planning and Communities Lisette Patching Planning and Communities Chris Beech GIS Technician The Heritage Conservation Group at Kent County Council Archives All stakeholders who contributed feedback for this appraisal This Study is Copyright 2006 by Conservation Architecture & Planning Ltd. Shepway District Council and its authorised Partners are hereby licensed to copy and disseminate the study in whole or part in connection with the purpose for which it was prepared. No other intellectual property rights are granted to any other individual or body. CONTENTS page INTRODUCTION 1 PLANNING POLICY FRAMEWORK 1 DEVELOPMENT CONTROL 3 BOUNDARIES 3 SUMMARY of SPECIAL INTEREST 3 Location & setting 3 Landscape setting & geology 4 Historic development & archaeology 5 Map regression 7 SPATIAL ANALYSIS 8 Key views & vistas 8 CHARACTER ANALYSIS Activity, uses & influence on layout & building types 9 Architectural & historic qualities & contribution to special interest 10 Contribution made by key unlisted buildings 13 Prevalent local and traditional building materials & the public realm 15 Greenery, green spaces & ecology 15 Negative & neutral factors 16 General condition, problems, pressures and the capacity for change 18 INVOLVING THE COMMUNITY 18 Summary of issues raised by stakeholders 19 SUGGESTED BOUNDARY REVISIONS 20 LOCAL GENERIC GUIDANCE 20 Summary of issues 20 MANAGEMENT PROPOSALS / STRATEGY 20 Design guidance 20 USEFUL INFORMATION 21 Contact details 21 Bibliography 21 Appendices Appendix 1 Historic Maps Appendix 2 Analysis Maps Appendix 3 Stakeholder Consultation LYMPNE CONSERVATION AREA APPRAISAL INTRODUCTION 1 A conservation area (CA) is, by law, an area of special architectural and historic interest. The purpose of this appraisal is to help us understand why Lympne is special and provide a framework for keeping it that way. Its character, or specialness, needs to be defined. What is happening to it needs to be documented and analysed. What should happen in the future needs to be celebrated, guided and well managed. 2 This appraisal forms one of a series of 14 such appraisals, commissioned by Shepway District Council. Original designation came into effect on 12h March 1971. 3 This review of the CA has been undertaken using the methodology of the English Heritage consultative ‘Guidance on conservation area appraisals’, 2005. Annual reviews and 5 yearly updating are recommended. A companion guide, ‘Guidance on the management of conservation areas’, recommends a procedure to follow the appraisal. PLANNING POLICY FRAMEWORK 4 The Planning (Listed Buildings and Conservation Areas) Act 1990 sets out the process of assessment, definition or revision of boundaries and formulation of proposals for CA’s as well as the identification and protection of listed buildings. Authorities are required to pay special attention to the desirability of preserving or enhancing the character or appearance of a CA, or in the case of listed buildings, to have special regard for their preservation in the exercise of their powers under the Planning Acts. 5 Planning Policy Guidance (PPG) Note 15, for local and other public authorities, property owners, developers, amenity bodies and the public, sets out Government policies for the identification and protection of historic buildings, CA’s and other elements of the historic environment. Shepway Council’s District Plan includes its statutory policies for implementing the Acts and applying the PPG. This Appraisal should be taken into account when considering, applying for or determining planning or listed building applications within the CA. 6 The underlying objective of the relevant legislation and guidance is the preservation or enhancement of the character or appearance of CA’s. Any proposed development which conflicts with that objective should normally expect to be refused. PPG 15 and local policy support a presumption in favour of preservation of any building or object which is considered to make a positive contribution to the character of a CA. At the same time, the need to accommodate change which respects or reinforces the character of the area in order to maintain its vitality is recognised. Regard must also be had to the requirements of other national guidance, including PPG16 covering archaeology and PPS 1, which includes policies on sustainable development and urban design. Conservation Architecture & Planning 1 LYMPNE CONSERVATION AREA APPRAISAL 7 Many local planning policies, not just design and conservation, can affect what happens in a CA. For example, policies on sustainable development, meeting housing needs, affordable housing, landscape, biodiversity, energy efficiency, transport, people with disabilities, employment, town centres and many others can all influence development and the quality of the environment in CA’s. However, policies concerned with design quality and character generally take on greater importance in CA’s. The adopted District Plan’s chapter on Built Environment covers conservation and design matters. The key policies of this chapter state: POLICY BE3 8 When considering new CA’s or reviewing existing CA’s the following criteria will be taken into account: The area is: a. of special architectural or historic interest, the character of which it is desirable to preserve and enhance; b. includes sufficient buildings of historic and/or architectural interest, listed or unlisted, to give a strong character; c. includes sufficient good quality hard and/or soft landscape; d. shows strong relationships between buildings, and buildings and open spaces that create a sense of place; e. one which either illustrates local architectural development or an area of one architectural period which remains largely in its original condition. POLICY BE4 9 The District Planning Authority will: a. refuse CA Consent for the demolition of buildings which contribute to the character or appearance of a CA; b. refuse proposals for infill or backland development which would adversely affect the character of a CA; c. require the height, scale, form and materials of new development, including alterations or extensions to existing buildings, to respect the character of CA’s; d. seek to retain materials, features and details of unlisted buildings or structures which preserve or enhance the character or appearance of CA’s; e. seek to retain the historic patterns, plot boundaries, building lines, open spaces, footways, footpaths and kerblines which are essential to the character or appearance of CA’s; f. protect trees and hedgerows which enhance both the setting and character of CA’s. 10 Other policies dealing with historic or built environment matters are BE 1, 2 and 5- 19. Conservation Architecture & Planning 2 LYMPNE CONSERVATION AREA APPRAISAL DEVELOPMENT CONTROL 11 Greater restrictions on “permitted development” apply in CA’s than elsewhere. In CA’s an Article 4 Direction in force further restricts householder development without planning permission as well as the erection of gates, fences, walls or other means of enclosure. Anyone contemplating alterations, extensions or new building should familiarise themselves with the policies set out above and consult the Council’s Planning Department for advice on how to apply for permission and whether the proposal is likely to be acceptable. BOUNDARIES 12 The map in Appendix 2 indicates the present boundary of Lympne CA. Located in a small hamlet set back from the main Aldington Road (B2067), the northern boundary encompasses a small cluster of C18th and C19th dwellings. It continues a narrow route south along The Street, gradually widening out to the east to encircle the ancient core of Lympne, bounded by the escarpment to the south. To the west the boundary aligns the perimeter of the residential plots that back on to fields, continuing along the edge of the escarpment and skirting the curtilage of the churchyard of St Stephen’s before tailing back in a north west direction along the edge of the recreation ground. SUMMARY of SPECIAL INTEREST Location & setting 13 Lympne, located in South East Kent, is situated in an Area of Outstanding Natural Beauty (AONB). This designation reflects the fact that much of the area is the geological and ecological continuation of the famous North Downs. The village is relatively small and one with few shops. It does, however, maintain a post office, primary school, a hairdressers and public house. Modern suburban housing has not enhanced this historic village. Conservation Architecture & Planning 3 LYMPNE CONSERVATION AREA APPRAISAL 14 The CA encompasses the ancient core and enjoys a secluded setting back from the B2067, occupying an impressive vantage point on top of cliffs. Wide ranging views overlook the English Channel, with Hythe to the east and the Royal Military Canal and Romney Marsh spreading out below towards Dungeness in the south. On clear days France can be seen in the far distance. 15 Stone Street, a Roman road (now the B2068), leads due north from Lympne towards Canterbury, linking with the A261 Hythe Road to the east. This in turn merges with the A259